No. 4 ‘Breagagh Place’, Kells Road, Kilkenny, Co. Kilkenny, R95X2FA

A winning combination, a beautiful three/four-bedroom semi-detached home in a superb location! 'Breagagh Place' is a small, leafy, residential development of just nine houses, highly sought after, and an easy walk, or very short drive, to the city centre (1.1km). It is also adjacent (650m) to the city ring road, providing easy access to all routes out of the city including the M9. Within the development of 'Breagagh Place', the property enjoys a most favourable setting; tucked away from the road in a small and pleasant cul-de-sac, with immediate access to a large, mature, green area. No. 4 is positioned in a 'five-minute neighbourhood' with lots of amenities within a five-minute drive, including Loughboy Shopping Centre (Super Valu, Sam McAuley Chemist, Library, Post Office, Coffee Shop, Butcher, Barber, Newsagent, Dry Cleaner & Florist), The Smithland Centre (butcher, pharmacy, office supply store, hairdresser, Italian restaurant, Mario's diner, Physio & Yoga studio), The Watershed sports complex (swimming pool, sports hall, gym, outdoor pitches, and track facilities), Kilkenny Tennis Club, not to mention convenience stores, petrol stations, pubs, Churches and a host of schools to include St. Patrick's De La Salle Primary School, St. John of God Primary School, Kilkenny School Project, The Gaelscoil Primary School, St. Kieran's College Secondary School, & the Presentation Secondary School. Glanbia HQ, Banking 365, Abbott, VHI, Taxback and State Street offices, not to mention Lidl & Aldi, are all nearby. A gym, swimming pool, bar and restaurant are a short stroll away at Hotel Kilkenny. Apart from this 'hard to beat' location, this fine family home boasts lots of features to include; two reception rooms, an EV charger at the front driveway, a gas fire, a solid fuel stove, built-in-wardrobes in all bedrooms, a professionally landscaped rear garden area that is alive with colour and enjoys a cobble lock suntrap entertaining area and a wooden shed that is plumbed for a washing machine. And, as if that wasn't enough, the joy continues! As a result of the property being owner-occupied since it was built in 1998, no stone has been left unturned in terms of its upkeep, improvement, and maintenance. The property also boasts an impressive C1 energy rating. All you have to do is hang your hat! ACCOMMODATION GROUND FLOOR ENTRANCE HALL: 1.94m x 5.59m with wooden floor, alarm point & understairs storage area. Windows at the top and side of the front door infuses this area with natural daylight. SITTING ROOM: 3.74m x 5.41m. A wonderful, spacious, and cosy room with wooden floor, tv point & attractive gas fire with black cast iron surround and insert. A wide window overlooks the front driveway. WC: with wc, whb with tiled splashback, radiator and extractor fan. KITCHEN / DINING ROOM: 5.83m x 3.73m with fitted kitchen units, tiled splashback, spotlighting, fitted double oven, gas hob, integrated dishwasher & generous worktop space. A wide window overlooks the low-maintenance rear. The dining area enjoys a wooden floor & feature lighting above the dining table. Double glass folding doors lead to: LIVING ROOM: 3.66m x 4m. A wonderfully bright room with wooden floor, high ceiling, tv point, Stanley solid-fuel stove, windows spanning along one side, three velux windows and glass double doors which open out to the rear patio. FIRST FLOOR LANDING: 2.17m x 2.63m (min) with wooden floor, attic entrance, hot press with immersion and fitted bookcase. BEDROOM ONE / TWO: 5.28m x 3.57m with wooden floor, two windows overlooking the front driveway & extensive built-in wardrobes. Note: this room was formerly two bedrooms - the dividing stud partition wall was removed to make this larger master bedroom. This can be returned quite easily to TWO BEDROOMS, if so desired. ENSUITE: 1.96m x 1.56m with wooden floor, window, wc, whb with tiled splashback and shower cubicle with tiled surround and Triton T90sr shower overhead. SHOWER ROOM: 1.95m x 1.65m with tiled floor, partially tiled walls, window, wc, whb in a fitted storage vanity unit with tiled splashback, shower cubicle with tiled surround and electric shower overhead. BEDROOM TWO: 3.16m x 2.85m with wooden floor, double built-in-wardrobe units & window overlooking the rear garden. BEDROOM THREE: 2.55m x 2.83m with wooden floor, triple built-in-wardrobe units & window overlooking the rear garden. EXTERIOR: To the front of the property is a driveway and small green area. Gated side pedestrian access, a great space for storing rubbish bins & bikes etc., leads to the private walled rear garden area. This professionally landscaped garden boasts a cobble-lock suntrap entertaining area, raised flower beds, a myriad of planting and shrubbery including, Sorbus 'Joseph Rock', Crab-Apple 'Red Sentinel', climbing roses and honeysuckles. An outside tap and two external power points are also available. A wooden shed, with electricity, & plumbed for a washing machine, is also located here. SERVICES: GFCH, uPVC double-glazed windows, electricity, mains water and sewerage, broadband, telephone & TV. Fully alarmed. EV charger. BER: C1. Cert No. 102463353. INCLUSIONS: Fixtures and fittings. All kitchen appliances. Gross Internal Floor Area of Property: c. 125 sq. m. VIEWING: Viewing by appointment only. Please telephone (056) 777 3 777. DIRECTIONS: From Kilkenny Castle - travel c. 0.2kms to The Parade traffic lights. Turn left. Travel for 0.7kms until you see 'Auto Care' on the right-hand side. Turn right. Travel for 0.4kms and 'Breagagh Place' is located on the left-hand side. No. 4 is located to the rear. See 'For Sale' sign at the entrance & at the property. Eircode: R95 X2FA.